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2br - 1600ft² - LOVELY UPTOWN DOUBLE
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Property Description |
A low maintenance home.
• Selling Realtor FEE PROTECTED
• Very spacious 1bed/1bath on each side, with thick, nearly sound-poof walls.
• Rent range is $900-1,000 per side
• This house is 1555 sq.ft. (25.5'x 61') Lot = 36'x 83'.
• Non-flood Zone. Several feet (6?) above sea-level and elevated 2.5 feet.
• All Load-Bearing walls are constructed of Heavy Duty Barge Board (about 5" deep x 18"wide, with only 1/4 inch in between) rather than 2x4s spaced 18" apart.
• Each side = Sunny 1bdrm. + Liv.R. + Kit. + Large Bath + Utility.Room
• 11 Ft. Ceilings with new Ceiling Fans throughout.
• Rare -- 4&1/4 " red pine (3x polyurethane coated) wood floors.
• Large, sunny, 6' x 4' windows throughout.
• New central A/C system in each side (2.5 tons + 13 SER). Ducts are in the attic, not under the house. This was a recent $12,000 home improvement.
• 9 inches of high grade Cellulose (fire retarding) insulation throughout the attic with 3 inches of extra fiberglass rolls in the front ½ of the home.
• All modern appliances come with house sale: (DWs, Gas Grill/Ovens, Post-Katrina Fridges, and a gas W/D in 831 unit). W/D hookups in 833 side.
• Comfortably large Kitchens & Bathrooms.
• New Jacuzzi tubs/showers, new toilets and new sinks/vanities in both units.
• New Kitchen countertops..
• Exterior painted in 2011.
• Interior painted in 2012 in multiple, soft, Caribbean colors.
• Nearly Maintenance Free, landscaped yard. Just water plants & weed/rake.
• Wide bricked/concreted walkway circles the house and keeps your feet clean.
• Very Quiet, Private, Rear Patio. Space for a small Jacuzzi.
• Free Patio furniture, gardening & woodworking tools..
• Front & Rear Security lights.
• 8' x 8', lockable, rear Storage Shed.
• Rear "security" doors on both sides. Lockable side gates on both sides.
• 20 year roof is only 10 years old with New (Nov. 08) full ridge-line replacement.
• Well ventilated, large attic.
• All weatherboards and Support Seals (Beams) are in good shape.
• Both sides are identical except the kitchen cabinets are nicer in the 833 side and the bathroom is a touch nicer in the 831 side.
• The house is under a "Transferable" Termite & Pest contract for about $150/year.
Over
Average annual EXPENSES:
UTILITIES FOR 831 DUBLIN SIDE (Owner occupied)
• ELECTRICITY/GAS = approx. $118.00 AVE./MO. (highest in winter because of the wonderful 11Ft ceilings)
• WATER = $45 AVE./MO.
* FLOOD INS. = $348/YR. for $250K "the standard policy amount" + 100K contents. Flood insurance is not required in this neighborhood.
* HOMEOWNER'S "HAZARD" INS. = $3,762/YR (Insurance = $313K dwelling + $125K personal property). The land/lot is appraised at 80K. Total Ins. Value = $393K.
* CITY TAX = $2,726 The city under appraises, by 30% or more.
Notes:
• This house was nearly unaffected by both Hurricanes Katrina and Rita and is well above sea level. It is protected from high winds by neighboring tall houses. The owner replaced the entire roof crest with new shingles just to be safe. This house is in nearly impeccable, "turn-key" condition. Parking is never a problem. The 11 foot ceilings are a rare treat. The quality construction and location place this within the top 10% of all small homes in NOLA.
• This community (70118) historically has appreciated at 5-10% per year. This has slowed with the economy, but it is the top (#1) zip code for real estate value per square foot in LA., and this home is at the best location within the zip code.
• There has always been a shortage of nice rentals uptown. With Tulane and Loyola 2 miles away, people jump to rent it giving the owner the ability to be selective.
• Orleans Police website shows less criminal events in this area than all of Orleans Parish.
• The owner is only selling because he wishes to move to Brazil.
• (Title is clear).
• Owner is not offering financing.
There are great tax advantages in owning a double. If you live on one side a $250,000 loan could actually feel the same as paying $1000/mo. in rent, once depreciation, deductions and rental income are calculated into the equation. Perfect for a young professional or couple. I've had 3 great tenants. One 2 years who moved to W.Virginia, One 4 years who moved to Hong Kong and One current for 2 years. Everyone loves the house and stays. |
| Contact person: |
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| Seller Type: |
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| Listing Status: |
For Sale |
| Property Type: |
Duplex |
| Price($): |
279000 |
| Street Address: |
1/833 DUBLIN ST. |
| City: |
NEW ORLEANS |
| Region: |
Louisiana |
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| Bedrooms: |
2 |
| Bathrooms: |
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| Stories: |
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| Square Feet: |
1600 |
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| Year Built: |
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| Owner Finance: |
No |
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